Move-up buyers
Selling and buying at once, without owning two houses
This is the transaction most agents handle badly, because it is really two transactions that have to land within days of each other. I have done it many times, and the whole game is sequencing.
Know what your current home will actually net
Not the Zestimate. A real net sheet: sale price minus payoff, commissions, title, and the repairs a buyer will ask for. That number is what sets your next budget.
Decide the order deliberately
Sell first and rent back. Buy first with a bridge. List contingent. Each one costs something different, and the right answer depends on your equity position and how much risk you can stomach — not on what is easiest for me.
Use the leaseback
In a market this soft, a seller leaseback is very negotiable. It is frequently the cleanest way to avoid moving twice, and most buyers will take it in exchange for terms.
Price the departure home to actually move
Days on market are up across North Texas. A move-up plan that assumes your current house sells in two weeks is a plan that fails. We price to the market that exists.
Or just send me a note
Next step
Still deciding whether to call?
Call anyway. Worst case you get fifteen minutes of straight answers from someone who has done this 115 times.